ᐅ Water is seeping through the walls and floor into the parking garage.
Created on: 20 Mar 2012 10:45
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Luzern1901L
Luzern190120 Mar 2012 10:45We live in a building with a total of 30 condominium owners. The building was completed in June 2010. It is built into a hillside. The parking garage is surrounded by soil on one side and not on the other (due to being built into the hill). On the wall of the parking garage where soil is against it, water penetrates through at several points. This is evident partly because there are significant calcification deposits in these areas, and partly because more or less circular damp patches are visible on the wall. About six months ago (after repeated complaints…), the construction company applied a "dark gray" coating to the damp spots, which temporarily stopped the water penetration (although it was quite unsightly, as you could clearly see from a distance where repairs had been made). However, the water infiltration could not be fully stopped. The water simply found other places to come through, including roughly where the "gray coating" ended. This week, the construction company told me that during the 2-year final inspection they will seal the new spots as well. I responded that this is just a superficial fix since water always finds new ways in.
The water does not only come through the wall but also from underneath through the garage floor. As a result, there are larger damp areas on the garage floor that are clearly visible to the naked eye.
We, the condominium owners, believe that the water drainage (rainwater) was not properly managed. A so-called drainage pipe seems to have been forgotten or, at least, was not properly installed. The construction company said this week, when asked, that there was no drainage pipe installed, then changed their statement to say there was one (all verbally). Furthermore, they said it’s just a parking garage and not a living room, so one just has to accept such water infiltration. I responded that this will likely damage the building structure in the long run, but the company representative claimed this was not the case—that water does not harm concrete, and that the calcification actually makes it stronger than before.
We have the so-called 2-year final construction inspection scheduled in about one month. I would be very grateful for any advice! The main questions are whether this should be considered a construction defect or not, and if yes, how it can be fixed. In my opinion, this is even a prototype example of a construction defect. However, as explained, the construction company sees things differently… Many thanks in advance for all your replies!
The water does not only come through the wall but also from underneath through the garage floor. As a result, there are larger damp areas on the garage floor that are clearly visible to the naked eye.
We, the condominium owners, believe that the water drainage (rainwater) was not properly managed. A so-called drainage pipe seems to have been forgotten or, at least, was not properly installed. The construction company said this week, when asked, that there was no drainage pipe installed, then changed their statement to say there was one (all verbally). Furthermore, they said it’s just a parking garage and not a living room, so one just has to accept such water infiltration. I responded that this will likely damage the building structure in the long run, but the company representative claimed this was not the case—that water does not harm concrete, and that the calcification actually makes it stronger than before.
We have the so-called 2-year final construction inspection scheduled in about one month. I would be very grateful for any advice! The main questions are whether this should be considered a construction defect or not, and if yes, how it can be fixed. In my opinion, this is even a prototype example of a construction defect. However, as explained, the construction company sees things differently… Many thanks in advance for all your replies!
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Bauexperte20 Mar 2012 16:14Hello,
I would also spontaneously guess that drainage water was not properly taken into account; unfortunately not uncommon on sloped sites 😕 Still, this helps you very little because my opinion on this matter is probably of no value to you.
If I understand correctly, there are 30 owners involved... so you have plenty of options to pool funds. Find a building expert near your location who specializes in construction moisture issues and commission them together as an owners’ association to assess the water damage to the masonry and flooring.
This expert can present possible solutions based on the documented damage, which you can then submit during the annual building inspection. If necessary, they can also accompany you to the meeting and act as a mediator.
You should be aware—at least in Germany—that the report from this expert will not be recognized by the courts if the matter goes to litigation, as the court will appoint its own expert. However, it does not have to come to that, since it is quite possible that involving your expert will motivate your contractor to take action and avoid a legal dispute.
Kind regards
Luzern1901 schrieb:
In about one month, our so-called 2-year building inspection is scheduled. I would be very grateful for any tips! The main question is whether this issue qualifies as a construction defect or not. And if it does, how it can be fixed!? In my opinion, it even represents a prototype of a construction defect. However, as explained, the construction company sees it differently...
I would also spontaneously guess that drainage water was not properly taken into account; unfortunately not uncommon on sloped sites 😕 Still, this helps you very little because my opinion on this matter is probably of no value to you.
If I understand correctly, there are 30 owners involved... so you have plenty of options to pool funds. Find a building expert near your location who specializes in construction moisture issues and commission them together as an owners’ association to assess the water damage to the masonry and flooring.
This expert can present possible solutions based on the documented damage, which you can then submit during the annual building inspection. If necessary, they can also accompany you to the meeting and act as a mediator.
You should be aware—at least in Germany—that the report from this expert will not be recognized by the courts if the matter goes to litigation, as the court will appoint its own expert. However, it does not have to come to that, since it is quite possible that involving your expert will motivate your contractor to take action and avoid a legal dispute.
Kind regards
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